Flipper/Rehabber · Garland, TX · Member since 2018 · 31 posts · 4 votes
"Hi everyone, I’m a new investor based in North Texas looking to start my first land flipping project in Denison/Sherman. I’ve identified a few residential lots in the $15k-$20k range (Zone X, outside floodplains) and my strategy is to deliver them 'shovel-ready' by certifying utility availability and high-speed internet (AT&T Air/Fiber). My main concern is the exit strategy: Is there enough demand in the Denison market right now for retail buyers or builders to pick up these certified lots at a premium? I’d love to hear any tips from locals on the current absorption rate for finished lots in Grayson County. Thanks!"
Real Estate Agent · Franklin, TN · Member since 2012 · 50 posts · 12 votes
6mo
As a 12 yr veteran land flipper I'm sorry to see newbies being suckered into this niche which was once fantastic but is now saturated and mediocre at best. So many veteran LF's have left the biz because of this. There are so many better businesses out there for generating active cash flow. Land flipping is not steady or predictable and way more work than than the guru who sold you a course lets on. Invest in real estate for passive income and tax advantages, but do something else for active cash flow. Trust me.
Flipper/Rehabber · Garland, TX · Member since 2018 · 31 posts · 4 votes
6mo
Thank you for the honest feedback! I truly value the perspective of someone with 12 years in the game. I'm not following a specific guru course; I'm just a local investor trying to find my footing by adding real value through technical due diligence (FEMA, utilities, and infrastructure) before reselling.
However, I take your warning seriously. Since you’ve seen the market shift firsthand, what other active cash flow businesses or real estate strategies would you recommend looking into right now? I’d love to hear your thoughts on where the real opportunity is today. Thanks again!